Mortgage broker serving Thousand Oaks, CA, offering a full range of loan programs - purchases, refinancing, investment properties, FHA, VA, jumbo, DSCR, bank statement loans, down payment assistance, and more. Personalized programs for your unique situation. 40+ years California mortgage experience.
Schedule a quick 15-minute call and we'll match you to the right program and give you the best rate for your unique situation.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving Thousand Oaks buyers, we match your unique situation to the right program.
Thousand Oaks's market straddles the $1.03M limit, requiring strategic loan structuring.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Thousand Oaks purchase.
SCHEDULE FREE CONSULTATION"For over 30 years, A Good Lender has been a trusted and essential part of my family's financial journey, guiding us through more than a dozen mortgage financing transactions with professionalism, integrity and care. What sets A Good Lender apart is their reliability and ability to demystify the mortgage process."
"Rodney Roloff & The Team at A Good Lender made my house buying process a breeze. Rodney helped me to better understand the loan process and walked me through everything step by step. If your looking for a good lender. One who will help you get the best rate. I highly recommend reaching out to Rodney and his team at 'A good lender'"
"From our first home buying experience, to exploring HELOC options, and refinancing, every step we were supported with clear and accurate information. A team who's knowledgeable, prompt to respond to any questions, and who genuinely cares for their clients is a rare find in this industry."
We've simplified the mortgage maze into four clear steps. No surprises, just results.
Complete your loan application online and upload your documents. We'll review everything to make sure it's complete before submitting to our lending partners.
We submit your application to our lending partners. Their underwriters review your documents, verify your income and credit, and issue your loan approval.
Sign your final documents, get your keys, and move into your Thousand Oaks home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Thousand Oaks starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Thousand Oaks home buyers—covering purchase loans, refinance, commercial real estate, and specialized financing like bank statement and jumbo loans. Explore the general programs to compare down payment options and requirements, or apply now for a custom financing solution tailored to your Thousand Oaks property.
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
Access California's down payment assistance programs. Explore all DPA programs below.
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Speed & Certainty
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Rate & Term, Cash-Out
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
SBA 504 & 7(a)
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Build & Improve
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
Specialized Properties
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
Complex Scenarios
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
CalHFA & Local DPA
Access California's down payment assistance programs. Explore all DPA programs below.
Alternative Documentation
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Popular loan programs for Thousand Oaks homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing Thousand Oaks home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Thousand Oaks homes qualify for conforming loans under $1.03M. Best rates with 3-20% down.
Veterans buy in Thousand Oaks with nothing down. VA loans up to $1.03M with no mortgage insurance.
FHA loans popular for Thousand Oaks first-timers. 3.5% down, 580 credit minimum.
Higher-end Thousand Oaks properties may exceed $1.03M. Jumbo financing available when needed.
Bank statement loans work for Thousand Oaks's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Thousand Oaks buyers.
Bridge loans help Thousand Oaks buyers compete. Make non-contingent offers while selling current home.
Thousand Oaks investment properties in LLC. Entity financing available for investors.
Most Thousand Oaks mortgages qualify for conforming refinance. Lower your rate under the limit.
Thousand Oaks homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Thousand Oaks refinance with VA IRRRL. No appraisal, no income verification.
Thousand Oaks HELOC options for home equity access. Credit line with variable rate draw period.
Thousand Oaks FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Thousand Oaks. Fixed payments unlike variable HELOC.
Thousand Oaks rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Thousand Oaks use fix-and-flip financing. Purchase plus rehab in one loan.
Thousand Oaks apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Thousand Oaks. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Thousand Oaks buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Thousand Oaks buyers.
Local Thousand Oaks DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Thousand Oaks buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Thousand Oaks family purchases. Parents selling to children at discount.
Thousand Oaks buyers use non-occupant co-borrowers. Parents help children qualify for homes.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Thousand Oaks sits in the Conejo Valley where Ventura County meets LA County, about 40 miles northwest of downtown LA. Population is 126,532, median household income $125,399. The homeownership rate here is 69.2%, and at $1.11M median home price, you're looking at one of the more expensive markets in the region. This isn't entry-level territory. Most buyers here are making $150K+ household income and need jumbo loans since you'll blow past the conforming limit pretty quickly. The trade-off is excellent schools, low crime, and that suburban feel without being stuck in traffic for two hours a day.
Here's the thing about Thousand Oaks. The schools are a huge part of why people stretch their budgets to buy here. Westlake High consistently ranks as one of the top public schools in California, Newbury Park High and Thousand Oaks High aren't far behind. Colina Middle and Conejo Elementary both pull strong ratings. When you're putting down $200K-$300K and taking on a $800K+ mortgage, you want to know your kids are getting their money's worth and your resale value is protected. Families don't leave once they buy here, which is why that 69.2% ownership rate stays steady even with these prices. The school quality alone adds probably $100K-$200K to what you'll pay compared to neighboring areas with weaker districts.
The median across Thousand Oaks hovers around $1.1M, but what you get for that money varies quite a bit. Newbury Park on the eastern side runs that $1.1M median, you'll find family-oriented neighborhoods with good access to open space and trails, mostly conventional jumbo loans since you're over the conforming limit. Westlake Village on the western edge is the premium zone, same $1.1M baseline but the nicer properties push $1.5M-$2M+, lake access and golf course living, definitely jumbo territory and often all-cash buyers competing with financed offers. Lynn Ranch up north gives you hillside homes with hiking right outside your door, still that $1.1M range, popular with buyers who want the outdoor lifestyle. Dos Vientos in the southern hills is the newer master-planned option, built out in the 90s and 2000s, $1.1M gets you more modern construction and HOA amenities. All these neighborhoods require jumbo financing for most buyers, so your credit and income documentation need to be rock solid.
The commute situation is honestly one of the best things about Thousand Oaks if you work on the Westside. You're looking at 42 minutes to Santa Monica, 52 minutes to downtown LA on the 101. That's reasonable for Southern California, especially compared to Inland Empire commuters doing 90+ minutes each way. If you work in Irvine or Long Beach, it's a different story at 85 and 65 minutes respectively. The 101 is your main artery and it does get congested during rush hour, but you're going against the worst of the traffic if you're heading into LA in the morning. Real talk, the commute is manageable enough that you don't feel like you're sacrificing your entire life to afford a house, which is part of why prices stay high here.
Amgen's biotech headquarters is the big player here, employs thousands of people in high-paying jobs, and that's a major reason the median household income sits at $125K. Conejo Valley Unified School District is another large employer with stable public sector positions. Los Robles Hospital & Medical Center adds healthcare jobs to the mix. Anthem Blue Cross has a significant presence, and the City of Thousand Oaks itself employs a decent number of people. The job base is white-collar heavy, which means most buyers here can actually qualify for these $800K-$1M+ mortgages. If you're working at Amgen or in healthcare making $150K-$200K+, suddenly that $1.1M house with a $220K down payment and $880K loan doesn't seem completely insane. The local economy supports the housing prices, which is why values have stayed strong even when other markets dipped.
Common questions from Thousand Oaks homebuyers and refinance clients. Can't find your answer? Book a 15-minute call with a Senior Loan Officer.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Thousand Oaks closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
You have several low down payment options in Thousand Oaks: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Thousand Oaks buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Thousand Oaks buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Thousand Oaks buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Thousand Oaks families purchase with minimal upfront cash.
2026 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Thousand Oaks properties fall within conforming limits, maximizing your financing options.
For Thousand Oaks's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
A denial doesn't mean you can't buy in Thousand Oaks. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
Absolutely—first-time buyers are our specialty in Thousand Oaks. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Thousand Oaks. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Thousand Oaks typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
You have several low down payment options in Thousand Oaks: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Thousand Oaks buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Thousand Oaks. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Thousand Oaks typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Thousand Oaks closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Thousand Oaks properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Thousand Oaks buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Thousand Oaks buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Thousand Oaks families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Thousand Oaks. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Thousand Oaks. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
For Thousand Oaks's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
The FHA loan limit in Thousand Oaks is $978,000 for 2025. This covers many homes in the area, though with a median price of $1.1M, you may need to consider conventional or jumbo financing for properties above this threshold. FHA loans require just 3.5% down with a credit score of 580 or higher.
You'll need a jumbo loan for homes priced above $1,030,000 in Thousand Oaks, which is the conforming loan limit for Ventura County. With the median home price at $1.1M, many buyers can stay within conforming limits, but properties in the upper range will require jumbo financing. Jumbo loans typically need larger down payments (10. 20%) and stronger credit profiles.
For 2025, Ventura County's conforming loan limit is $1,030,000, which also applies to VA loans. The FHA limit is slightly lower at $978,000. These limits are adjusted annually based on home price trends, so 2026 limits will be announced in late 2025.
Yes, VA loans are available in Thousand Oaks with a loan limit of $1,030,000 for 2025. This covers most homes in the area since the median price is $1.1M, though you'll need to cover the difference above the limit if purchasing a higher. priced property. VA loans offer 0% down for eligible veterans and service members with no PMI required.
Our No Money Down program offers $0 down payment for qualified buyers in Thousand Oaks. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options like the MyHome Assistance Program offering deferred. payment junior loans. Given the area's higher price points, these programs can help established professionals bridge the gap to homeownership.
For a conventional loan on Thousand Oaks's median. priced $1.1M home, you'll typically need 10. 20% down ($110,000. $220,000) to avoid PMI and secure competitive rates. FHA loans allow just 3.5% down ($38,500), while VA loans offer 0% down for eligible veterans. Many first. time jumbo borrowers in this market aim for 15. 20% down to strengthen their offer.
Most lenders require a minimum credit score of 620 for conventional loans in Thousand Oaks, though 680. 700+ will get you better rates on the area's higher loan amounts. FHA loans accept scores as low as 580 with 3.5% down, while jumbo loans for properties above $1.03M typically require 700 or higher. Given the median income of $125,399, many buyers in this market have strong credit profiles.
Look for a lender experienced with Thousand Oaks's upper. middle market and jumbo financing, since many properties hover near or above the $1.03M conforming limit. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with first. time jumbo borrowers. A local lender familiar with Ventura County can navigate the area's competitive market and help you close on time.
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